Most people I know start with low money down programs so they can get away with a initial capital investment of around $25k but you also need reserves.  

Quote from @Mary Jay: Quote from @Jay Hurst: Quote from @Mary Jay: hi guys,so I have a lot of equity in one of my rentals but the interest rates are super low on it. so I dont want to do a cash out refinance on it because I dont want to lose the 3% interest rate on it.I want to get some cash out of it via Heloc or another vehicle,  so I could buy another rental, but its not my primary, so I cant get a HELOC on it from lots of banks....I think PenFed does helocs on rentals, but because I have more than 5 rentals, I dont qualify for their HELOC loan.IS there a bank that would give a HELOC/cash on a rental?

Im only charging $700 but I could easily get $1000 maybe $1100 considering what other places are going for and my place is nicer, and is in a quieter neighborhood, and has a yard, etc.

Where are you looking, what city/neighborhood/county?

Before investing here I suggest you read The Ultimate Guide to Grading Cleveland Neighborhoods to get yourself an understanding on the market.

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

We plan to stay in the new primary residence for a long time because we love the location, the neighborhood, and the land.

I like good neighborhoods, with sloped tile roofs, stucco siding, built in the last 20 years. 90% of Las Vegas SMF checks none of these boxes. 

I certainly know that future years the expenses won't remain that low, but wouldn't that be a reality on a property that has a lot of recent improvements?  

They used lasers to find the low spots and used "push piers" to lift those areas.